Amazing Bohemian Rustic Villa in Berawa

Amazing Bohemian Rustic Villa in Berawa

Bali, Bali

$335k

Price

6.0%

ROI

3

Bedrooms

79%

Occupancy

3 Bathrooms
Ownership: leasehold
Land: 135 m²
Build: 150 m²
Est. Revenue: $30k/yr
Avg Nightly Rate: $103

Investment Analysis

Step into a beautifully crafted modern bohemian-rustic villa located in the heart of Berawa , one of Bali’s most desirable and high-demand neighborhoods.

Propertia
Bali / Berawa

Amazing Bohemian Rustic Villa in Berawa

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
135 m²
Tenure
Lease 34yr
Yield Curve Status

Grade C investment — long-term rental yields 9.6% net return annually.

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The Investment

Brixfox Score43
GradeC
Brixfox Intelligence
43CModerate
Score Breakdown
ROI & Yield47%
Capital Growth45%
Risk Profile46%
Market Demand43%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+2.7%
+$46K in 5yr (+14%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$1,684/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.6 yr
Rental only

Income Breakdown

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Nightly Rate (ADR)
$103/night
50% ($52)Brixfox estimate($103/night)200% ($206)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$20,213
Airbnb data$103/night · 79% occupancy
Rental income
$103/night · 79% occ.
$29,712
Running costs (20%)
Utilities, cleaning, maintenance
-$5,942
Income tax (10%)
Indonesian rental income tax
-$2,971
Property tax
Annual property tax
-$586
Net income
6.0% ROI
$20,213

Long-Term Rental

Yearly income
$32,007
50 comps
Rental income
$4,695/mo
$45,075
Agency fee (10%)
Finder's fee per tenant
-$4,508
Vacancy (~8%)
1.5mo gap per tenancy
-$3,467
Income tax (10%)
Indonesian rental income tax
-$4,508
Property tax
Annual property tax
-$586
Net income
9.6% ROI
$32,007

Long-term rental earns more with lower risk and less effort.

Growth & Exit Strategy

How your investment grows over time

Leasehold with 34 years remaining.

$1.3M$1.0M$671K$335K$0Yr 0Yr 10Yr 20Yr 30Purchase PriceIlliquid zoneUnsellableToday: $335KPeak Capital Value: Yr 9 ($393K)Paid back2x Return
Leasehold value decline
Resale value of your property as the lease shortens. Drops steeply in the final years.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 14: cumulative rental income has repaid the full purchase price.
Illiquid zone
Under 15 years remaining. Hard to sell — banks won't lend, fewer buyers, and steep discounts required.
Unsellable
Under 5 years remaining. Effectively worthless on the open market. No financing, no buyers.
Year 5
Capital Value
$380K
+14%
29 years remaining
Rental Income
+$107K
Total Position
$487K
+46%
7.8%/yr
Year 10
Capital Value
$391K
+17%
24 years remaining
Rental Income
+$232K
Total Position
$623K
+86%
6.4%/yr
Year 15
Capital Value
$360K
+7%
19 years remaining
Rental Income
+$376K
Total Position
$736K
+120%
5.4%/yr
Year 20
Capital Value
$242K
-28%
14 years remaining
Rental Income
+$543K
Total Position
$785K
+135%
4.4%/yr

Location

Bali

Berawa, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Average
$103 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
135 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
34 years remaining on lease

Top Highlights

Strong occupancy at 79% — consistent booking demand
34+ year lease — strong tenure runway

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $103 limits revenue ceiling — consider repositioning potential

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

59% occ.
4.5%
$1,246/mo
69% occ.
5.3%
$1,465/mo
79% occ.
6.0%
$1,684/mo
current
89% occ.
6.8%
$1,904/mo

Lease Timeline

34 years remaining
Safe Zone

Your lease is in the safe zone. The property is liquid on the resale market and maintains strong valuation.

ℹ️

Financing note: Banks generally do not finance leasehold properties, regardless of the remaining duration. Buyers must purchase with cash or alternative financing.

25+ yr: Safe
15-25yr: Caution
<15yr: Illiquid

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Bali may impact actual yields.